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HomeMy WebLinkAboutKECHTER TOWNHOMES - PDP200010 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 fax fcgov.com/developmentreview Team Responses in Red Below June 07, 2019 Carrie McCool RE: South Kechter Road Affordable Housing Development, PDR190004 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Clark Mapes, at 970 221 6225 or cmapes@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970 416 2744, bbethuremharras@fcgov.com Topic: General - Applicant Response: All general comments acknowledged. Thank you. Comment Number: 1 06/04/2019: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist your team in those arrangements. Please include me in all email correspondence with other reviewers and email me with information keep me informed of any phone conversations. Thank you! Comment Number: 2 06/04/2019: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet, (excluding public right of way and publicly owned open space). Your development review coordinator will assist with preparing the mailing and coordinating the hearing date with your team. 2 Comment Number: 3 06/04/2019: We would encourage your team to hold a neighborhood meeting for this development request. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors and identify any potential concerns prior to the formal hearing. Please contact your me to assist you in setting a date, time, and location. While the neighborhood meeting is an opportunity for you to share your development proposal, the assigned planner and the City’s Development Review Liaison will help facilitate the meeting. Applicant Response: Neighborhood meeting is scheduled for Monday, July 27, 2020 at 6:30 pm. Comment Number: 4 06/04/2019: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can always send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Comment Number: 5 06/04/2019: Included in your submittal material would be a written response to this comment letter. This letter is provided to you in Microsoft Word format. Please use this document to provide written responses to each comment for submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Comment Number: 6 06/04/2019: For more detailed process information, see the Development Review Guide at www.fcgov.com/drg . This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Comment Number: 7 06/04/2019: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the Development Review process based on your Conceptual Review Application. As noted in the 3 comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Comment Number: 8 06/04/2019: Submittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three week round of review. Meetings to review comments with City staff are held on Wednesday mornings after the three week review. Comment Number: 9 06/04/2019: When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Department: Planning Services Contact: Clark Mapes, 970 221 6225, cmapes@fcgov.com Topic: General Comment Number: 1 06/07/2019: Discussed at the Weds. meeting: Extension of abutting street stubs is required. At the meeting we can discuss the design of these connections, whether standard public streets or specialized street like private drives. Also, a connection to Kechter Road appears to be warranted with many benefits. Applicant Response: Extension of abutting street stubs is provided. Comment Number: 2 06/07/2019: Related to connectivity, the question of a path through the park to the west, in collaboration with the Parks Department, should be discussed. Applicant Response: Turf has been provided at the end of the parking lot in tract D to match the turf area adjacent in the park. Comment Number: 3 06/07/2019: Parking: 2 bedroom units will require 1.75 off street spaces per 4 unit and 3 bedroom units will require 2 spaces per unit. The tandem idea doesn't count for this code requirement. Applicant Response: A parking table has been provided showing off street, garage parking and on street parking. Tandem parking will not be included in the parking count. Comment Number: 4 06/07/2019: Building design: Model variety is required with at least three different building designs. The proposal appears to incorporate this approach. Applicant Response: Thank you. Comment Number: 5 06/07/2019: Garage doors must be recessed from the fronts of dwellings and comprise no more than 50% of building frontage. The proposal appears to incorporate this approach. Applicant Response: Thank you. Comment Number: 6 06/07/2019: Are the driveways 20 feet long? They need to be, so that pickups and cars can be set back from the sidewalk if parked there. Applicant Response: All driveways are over twenty feet long to the street. A few of the driveways are less than twenty feet to the sidewalk. Comment Number: 7 06/07/2019: A 30' setback from Kechter, as a minor arterial street, is required. Applicant Response: The required 30’ setback is provided. Comment Number: 8 06/06/2019: Follow up meeting notes: The illustration at the meeting had many positive features that reflect the character of neighborhoods as envisioned in City Plan and the code. We discussed components that need exploration such as detention and parking, but the overall approach is CLOSE to what's envisioned/desired. e.g., the detached sidewalks and recessed single garages with separated driveways make the walking environment as interesting as it can be short of providing rear alley type driveway access to garages, which we discussed at the meeting. 5 If the street widths are 51 feet from back of walks, then they could work with the inset parking. In that case, the inset parking is simply a nice touch compared to a standard continuous street edge. It would prove more costly and would require a variance if the streets are to be public. Applicant Response: The roadways are proposed to be public and meet the LCUASS requirements for a local residential driveway with driveover curb. To help with two-way traffic, driveways on many of the units have been combined to provide pull offs for passing vehicles if needed. Department: Engineering Development Review – ANDY AND RYAN S. Contact: Morgan Uhlman, 970 416 4344, muhlman@fcgov.com Topic: General Comment Number: 1 06/04/2019: Site Specific: A connection through this parcel from Quasar Way to Kechter Road is a connection that the City would like to see made. This connection would need to be pushed as far west as possible to help with access spacing with Jupiter Dr. The connection does not need to be straight, but it would need to be a public roadway. Applicant Response: A connection through the subject property from Quasar Way to Kechter Road is provided as far west as possible. Comment Number: 2 06/04/2019: Site Specific: Please align the proposed connection to Eclipse on the site plan. Applicant Response: A connection to Eclipse is aligned on the site plan. Comment Number: 3 06/04/2019: Site Specific: The internal streets currently shown do not meet our standards for public roadways. If this project would like to keep the parking as it is shown, the streets will need to be private. Applicant Response: The project modified the internal streets to meet City standards. Comment Number: 4 06/04/2019: Site Specific: Kechter is identified as a 2 lane arterial on the Mast Street Plan, which requires 84' of right of way. It appears that there is only 79' of right of way existing currently. This project will need to dedicate 5' of right of way to meet the ultimate cross section of Kechter Rd. 6 Applicant Response: The project is proposing to dedicate a new property line 42-ft from the section line in Kechter Road. Comment Number: 5 06/04/2019: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221 6566 if you have any questions. Applicant Response: Acknowledged. Comment Number: 6 06/04/2019: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev review.php Applicant Response: Acknowledged. The $10,150 review fee will be included in the submittal. Comment Number: 7 06/04/2019: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Applicant Response: Acknowledged. Comment Number: 8 06/04/2019: All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Applicant Response: Acknowledged. Comment Number: 9 06/04/2019: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: 7 https://www.larimer.org/engineering/standards and guides/urban area street standards Applicant Response: Acknowledged. Comment Number: 10 06/04/2019: This project is responsible for dedicating any right of way and easements that are necessary or required by the City for this project. This shall including the standard utility easements that are to be provided behind the right of way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). No easements could be found on this property in the country recorders files. The following easements will need to be dedicated on the plat or separate document. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Applicant Response: Acknowledged. Comment Number: 11 06/04/2019: Utility plans will be required and if needed a Development Agreement will be recorded once the project is finalized. Applicant Response: Acknowledged. Comment Number: 12 06/04/2019: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Applicant Response: Acknowledged. Comment Number: 13 06/04/2019: For projects platting or replatting; a final subdivision plat submission list can be found at the following link: https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_req.pdf?1526 073805 Applicant Response: Acknowledged. Comment Number: 14 06/04/2019: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 8 Applicant Response: We understand that along with the permit fee $400, there are also construction inspection fees and any escrow/securities due at that time as well. Comment Number: 15 06/04/2019: LCUASS parking setbacks (Figure 19 6) apply and will need to be followed depending on parking design. Applicant Response: The project is proposing to locate 4 parking spaces 15-ft from the back of the walk. Based on the low volume of traffic associated with 4 spaces and on the internal loop road, we do not believe that this configuration will cause an operational or safety issue. Comment Number: 16 06/04/2019: All fences, barriers, posts or other encroachments within the public right of way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non compliance. Applicant Response: Acknowledged. Comment Number: 17 06/04/2019: The development/ site cannot use the right of way for any rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Applicant Response: Acknowledged. Comment Number: 18 06/04/2019: Doors are not allowed to open out into the right of way. Applicant Response: Acknowledged. Comment Number: 19 06/04/2019: Bike parking required for the project cannot be placed within the right of way and if placed just behind the right of way need to be placed so that when bikes are parked they do not extend into the right of way. Applicant Response: Since the proposal consists of a single family attached product, bicycle parking is not required. However, bike parking is provided in the garages. 9 Comment Number: 20 06/04/2019: In regards to construction of this site, the public right of way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Applicant Response: Acknowledged. Department: Traffic Operation Contact: Martina Wilkinson, 970 221 6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 06/04/2019: The anticipated amount of traffic to be generated by the proposal is expected to meet the threshold of requiring some level of traffic review (Traffic Impact Study). Based on Chapter 4 of the Larimer County Urban Area Street Standards (LCUASS), at least a traffic memo will be required. Please have your traffic engineer contact me to scope the study. Applicant Response: The submittal includes a Traffic Study. Comment Number: 2 06/04/2019: We'll need to discuss your access locations, and whether an access onto Kechter makes sense. If that is possible, then it should be as far west as possible, and will require re striping of Kechter to accommodate a left turn lane. We'll need to include the school district (PSD) as a stakeholder they utilize parking along Kechter some of which will be eliminated if re striping occurs. Applicant Response: The submittal includes an access to Kechter as far west as possible. The traffic study does not recommend any improvements or restriping of Kechter. Comment Number: 3 06/04/2019: Please plan to align your streets with the stubbed streets from adjacent neighborhoods Applicant Response: All streets are aligned with the stubbed streets from adjacent 10 neighborhoods. Comment Number: 4 06/04/2019: We'll need a strong bike/ped connection from the development to Kechter. Also internal sidewalks should be complete the concept site plan shows some ending. Applicant Response: The site plan includes an internal sidewalk network and connection to Ketchter. Comment Number: 5 06/05/2019: Work closely with Planning and Engineering on the width of internal streets. On street parking is likely to be needed to minimize spill over parking into existing neighborhoods. Applicant Response: The site plan includes City standard streets. Department: Stormwater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com Topic: General Comment Number: 1 06/04/2019: MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment): The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Applicant Response: The proposed drainage design conforms to the City’s criteria and the master plan. Comment Number: 2 06/04/2019: Documentation requirements (site specific comment): A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four step process for selecting structural BMPs. Applicant Response: The application includes a drainage report. Comment Number: 3 06/04/2019: STORMWATER OUTFALL (site specific comment): The stormwater outfall option for this site appears to be a storm sewer located 11 south of the site in Kechter Road. An analysis will be required to determine if the storm sewer has enough capacity to be used as an outfall for this site. Applicant Response: The drainage report includes an analysis of the storm sewer in Kechter Road which shows that it has the capacity to act as the outfall for the site. Comment Number: 4 06/04/2019: DETENTION REQUIREMENTS (site specific comment): In the McClellands drainage basin onsite detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. Applicant Response: The proposed design accommodates the above design criteria. Comment Number: 5 06/04/2019: DETENTION DRAIN TIMES (standard comment): Per Colorado Revised Statute §37 92 602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. Applicant Response: Noted. Comment Number: 6 06/04/2019: STANDARD WATER QUALITY REQUIREMENTS (standard comment): Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders and developers/development f orms guidelines regulations/stormwater criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Applicant Response: The proposed design includes grass swales, rain gardens, and an extended detention basin to meet the City’s criteria. The design is outlined in the Drainage Report. Comment Number: 7 06/04/2019: LID REQUIREMENTS (standard comment): 12 Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. Applicant Response: The proposed design treats over 50% of the project’s impervious areas including the public right of way. Comment Number: 8 06/04/2019: EROSION CONTROL REQUIREMENTS (standard comment): The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224 6015 or jschlam@fcgov.com. Applicant Response: Noted. Comment Number: 9 06/04/2019: INSPECTION AND MAINTENANCE (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what we do/stormwater/stormwater quality/low impact development. Applicant Response: Noted. Comment Number: 10 06/04/2019: FEES (standard comment): The 2019 city wide Stormwater development fee (PIF) is $9,142/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees or contact our Utility Fee and Rate Specialists at (970) 416 4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design 13 engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Applicant Response: Acknowledged. Department: Water Wastewater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com Topic: General Comment Number: 1 06/04/2019: OTHER SERVICE DISTRICT (site specific comment): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226 3104 for development requirements. Applicant Response: Acknowledged. Department: Light And Power Contact: Cody Snowdon, 970 416 2306, csnowdon@fcgov.com Topic: General Comment Number: 1 06/03/2019: There is an existing 25kVA single phase submersible transformer within an oval at the southeast corner of the site that currently services the existing buildings and the streetlights along Kechter Road. This transformer can be used to extend power into and through your project. Applicant Response: Acknowledged. Comment Number: 2 06/03/2019: The services to all single family attached (duplex, tri plex, four plex, etc.) will be commercial services; therefore, the applicant would be responsible for installing the secondary service from the transformer to the meter and will own and maintain that service. Applicant Response: Acknowledged. Comment Number: 3 06/03/2019: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric 14 metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Applicant Response: Acknowledged. Comment Number: 4 06/03/2019: If the internal streets are public, streetlights will need to be installed along each street. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Applicant Response: Acknowledged. Comment Number: 5 06/03/2019: If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within a dedicated easement. Please coordinate relocations with Light and Power Engineering. Applicant Response: Acknowledged. Comment Number: 6 06/03/2019: Please provide adequate space along the streets to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities. A minimum of 3 feet is required between natural gas. Applicant Response: The proposed project meets these spacing requirements. Comment Number: 7 06/03/2019: All public electric facilities will be required to be within either public Right of Way or a dedicated easement. Applicant Response: Acknowledged. Comment Number: 8 15 06/03/2019: A commercial service information form (C 1 form) and a one line diagram for the duplex, tri plex and four plex buildings will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C 1 form is below: http://zeus.fcgov.com/utils procedures/files/EngWiki/WikiPdfs/C/C 1Form.pdf Applicant Response: Acknowledged. Comment Number: 9 06/03/2019: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees Applicant Response: Acknowledged. Comment Number: 10 06/03/2019: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Applicant Response: Acknowledged. Comment Number: 11 06/03/2019: Please contact Cody Snowdon with Light & Power Engineering if you have any questions at (970) 416 2306. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders and developers. Applicant Response: Acknowledged. Department: PFA Contact: Andrew Rosen, 970 416 2599, arosen@poudre fire.org Topic: General Comment Number: 1 05/29/2019: ACCESS >Access is required to within 150ft of all portions of the exterior perimeter of each residence. 16 >It appears from the provided site plan sketch that this criteria may have been met. >However a scaled site plan will be required to verify. Applicant Response: The scaled site plan depicts access is within 150 feet of all portions of the exterior perimeter of each residence. Comment Number: 2 05/29/2019: HYDRANTS >A hydrant producing 1000gpm at 20psi residual pressure is required within 400ft of each of these residences >It appears that a minimum of one new hydrant will be required at the south of the project site. The existing hydrant located at the entrance from Quasar Way can be used for this measurement. >However, it is the applicant's responsibility to verify the hydrant flow. Please contact the water provider for assistance. Applicant Response: One new hydrant is provided and the project is relocating the existing hydrants at Eclipse and Quasar out of the proposed roadway connections. Hydrant flow will be requested from the water district and provided in subsequent submittals, however, the district has indicated they can serve the site so we believe there are not any issues with fire flows in the area. Comment Number: 3 05/29/2019: AUTOMATED FIRE SPRINKLER SYSTEM The applicant states that all the residences will be designed with a fire sprinkler system. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970 416 2868. Applicant Response: Acknowledged. Comment Number: 4 05/29/2019: ADDRESS The address shall be clearly visible from the street in no less than 6" tall numerals on a contrasting background. Applicant Response: Acknowledged. Each unit address will be located above the garage door. Comment Number: 5 05/29/2019: TRAINING OPPORTUNITY The provided narrative states that the existing buildings will be demolished. PFA is always looking for structures to be used for training evolutions for 17 firefighters to learn hoseline deployment and search techniques. If this is a possibility, please contact me at arosen@poudre fire.org Applicant Response: Yes, we would gladly offer the structure for training of firefighters as long as it corresponds with our timing for site work. Department: Environmental Planning Contact: Stephanie Blochowiak, 970 416 4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 06/03/2019: Generally an Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (aquatic, wetlands). However, since the standard 50 ft buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. However, please consider the use of native plants to complement the natural feature. Applicant’s Response: An ECS Memo will be submitted that focuses on the trees serving as a potential foraging site for American Eagles to address the community comment received. Comment Number: 2 06/03/2019: Consider transition using enhanced landscaping next to project boundary bordering the park. Applicant’s Response: A shrub bed is planned between the units and the park to soften the buildings. Comment Number: 3 06/03/2019: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low water use plants and grasses in landscaping or re landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. Applicant’s Response: We are currently collaborating with the City and the School District 18 to possibly utilize the adjacent pond for a non-potable source of site irrigation. Except for areas where residents are expected to recreate, most of the site will utilize low to moderate planting beds and seed mixes. Comment Number: 4 06/03/2019: Contact the assigned Development Review Coordinator to schedule a review of trees shall be conducted by City Forestry staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " Note that a significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned Development Review Coordinator directly at 970 221 6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Applicant Response: The design team met with Forestry to inventory the existing trees. A tree mitigation plan has been provided. Comment Number: 5 06/03/2019: If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." Applicant Response: The note is in included on the tree mitigation plan. Comment Number: 6 06/03/2019: Please submit a site photometric plan and luminaire schedule. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with motion sensing or dimming capabilities so that light levels 19 can be adjusted as needed. Site light sources shall be fully shielded and down directional to minimize up light, light spillage and glare [see LUC 3.2.4(D) (3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama report affirms human health impacts from leds/ Applicant Response: Lighting for the project is limited to a recessed can light at the front door and one at the back door for each unit. The submittal includes the proposed fixtures and shows where they would go on the buildings. The specs are down directional, full cutoff, and 3000k or less. All street lighting is provided by the City. It is our understanding that street lighting is designed/install by the City. Only one pole-mounted light is proposed to serve the small parking area on the northwest corner of the site. Comment Number: 7 Our city has an established identity as a forward thinking community that cares about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970 416 2410 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970 416 2701 or jnagel@fcgov.com 3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building energy scoring , contact Kirk Longstein at 970 416 4325 or klongstein@fcgov.com 4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970 416 2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970 224 6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Stephanie Kopplin at 970 416 4295 or skopplin@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970 481 5577 Applicant Response: Acknowledged. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: Landscape Plans 20 Comment Number: 1 06/03/2019: FOR PDP There are existing trees on site. What are the anticipated impacts to the trees due to construction? Please schedule an onsite inventory with City Forestry to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Applicant’s Response: An inventory was done with City staff. A tree mitigation plan has been provided. Comment Number: 2 06/03/2019: FOR PDP Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and current and proposed utility lines that meet proper tree separation requirements. The standard notes are available from City Forestry or theplanner. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Applicant’s Response: A Landscape Plan that demonstrates conformance to Land Use Code and 3.2.1 requirements is included in this submittal. All of the mulch areas shown will have plant material. The final design of these planting beds will be provided with Final Plans. Comment Number: 3 06/03/2019: FOR PDP Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10 19 50% 20 39 33% 40 59 25% 60 or more 15% 21 The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Applicant’s Response: Noted Comment Number: 4 06/03/2019: FOR PDP Please provide a typical right of way detail per transects that includes locations of utilities (gas, water, electric, communication, cable, fiber option, sewer etc), street lights, driveways (if applicable) and street trees. Standard tree utility separation distances currently used per Land Use Code standards are preferred and are as followed: Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. While the 50 feet of separation is not officially codified yet, Traffic Operations has indicated that the current standard of 20 feet does not provide adequate stop sign clearance. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys Utility/Tree Separation: 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines 4’ between trees and gas lines Applicant’s Response: Tree separations have been provided. Comment Number: 5 06/03/2019: OR PDP If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must 22 provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on site location, the applicant shall replace such tree(s) according to City mitigation requirements. Applicant’s Response: A letter has been provided. Comment Number: 6 06/03/2019: FOR PDP Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: Tree Type Minimum/Maximum Spacing Canopy shade Trees 30' 40' Coniferous evergreens 20' 30' Ornamental trees 20' 30' Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met. Canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. Applicant’s Response: Noted Comment Number: 7 6/3/2019: FOR PDP What is the anticipated parkway width on the local streets? The current LUCASS standard for parkway widths along local streets is 6 feet (5.5 not including the curb width). However, land use code changes regarding 23 minimum parkway widths are under discussion. In order to maximize the area a tree has to grow, Forestry prefers 8 foot minimum parkway width. Studies have shown that wider tree lawn widths provide increased area for root growth, which increase tree stability, decrease sidewalk/curb damage from heaving roots, as well as provide additional separation between pedestrians from the street section. Applicant’s Response: Parkway width is 6 feet per LUCAS standards. Comment Number: 8 06/04/2019: FOR PDP Will the current layout with on street parking allow for tree planting every 30 40’? Forestry requires that trees are planted 8’ from driveways, as noted in comment #4. The renderings show trees in the “islands” adjacent to the driveways. Additionally, these islands would seem to limit available planting space and longterm health and growth of the trees. Applicant’s Response: The landscape plan allows for tree plantings at 40’ O.C. average based on street frontage. A chart has been provided. Comment Number: 9 06/04/2019: INFORMATION ONLY Please note that on public streets, City Forestry takes on street tree maintenance after a period of two years. On private streets, maintenance would be the responsibility of the homeowners or the HOA. Applicant’s Response: Acknowledged. Department: Historic Preservation Contact: Maren Bzdek, 970 221 6206, mbzdek@fcgov.com Topic: General Comment Number: 1 06/07/2019: This property was determined not eligible for Fort Collins landmark designation on October 19, 2017. There are no historic properties within 200 feet of the development site, so no further review by Historic Preservation staff will be required for this proposal. Applicant’s Response: Acknowledged. Department: Building Plan Review Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review 24 Comment Number: 1 06/03/2019: This development must comply with State Accessibility CRS 9 5. If receiving federal funding, the two family attached units must be included in the accessible points calculations. Applicant’s Response: Acknowledged. Comment Number: 2 06/03/2019: In the City of Fort Collins, all attached dwelling units must be sprinkled. Property line divided, single family attached (townhomes), and two family units, that less than 3 stories, may use a sprinkler system in accordance with P2904. Applicant’s Response: Acknowledged. Comment Number: 3 06/03/2019 New homes must be EV and PV ready (conduit in place for future) Local amendment. Applicant’s Response: Acknowledged. Comment Number: 4 06/03/2019 The current adopted building codes and local amendments can be found on this web page: https://www.fcgov.com/building/codes.php Applicant’s Response: Acknowledged. Thank you. Department: Technical Services Contact: Jeff County, 970 221 6588, jcounty@fcgov.com Topic: General Comment Number: 1 06/03/2019: As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Applicant’s Response: Acknowledged. Comment Number: 2 06/03/2019: This property is not platted. If submitting a Subdivision Plat for this 25 property/project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Applicant’s Response: Acknowledged.